112 Lincoln Ave · Charleroi, PA 15022

$49,900

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 21 Days on market

Built 1930 1.00 ac lot $31/sqft · 13% below area Est $53k · 6% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +10.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.1/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Main floor offers living room with beautiful fireplace and pocket doors, enclosed front porch, large tiled kitchen floor includes SS refrigerator, range, lots of cabinets and countertops, pantry, bathroom, laundry room with washer and dryer, and closet. Rear exterior deck with stairs that lead to the rear yard. Second floor offers 4 bedrooms, closets and full bathroom. House has newer gas forced air heating and central air conditioning systems and updated electrical. House is in fair condition but needs exterior painting of eaves and fascia and interior needs painting and new carpet. Basement is large and open and perfect for storage or exercise area. House could easily be divided into two

Key facts

• Beautiful fireplace
• Pocket doors
• Ss refrigerator

Tags

• BEAUTIFUL FIREPLACE
• POCKET DOORS
• ENCLOSED FRONT PORCH
• LARGE TILED KITCHEN FLOOR
• SS REFRIGERATOR
• LOTS OF CABINETS

Property features AI

Finance

• HOA & community: Public transportation access

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Frame construction with vinyl siding; Asphalt roof; Resale condition
• Construction: Built with frame and vinyl siding; Asphalt roof
• Exterior features: On-street parking; Lot approximately 1 acre (20' x 80' listed dimensions)

Interior

• Kitchen: Stove; Refrigerator
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Unfinished walk-out basement; Electric fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $777 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.0% vs local median 15.3% in Charleroi — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#382 in PA, #3,416 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, employment F.
• Charleroi SD (rural): math 20% / reading 51% proficiency, ranked #421 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $345 of loan paydown is wiped out by about $913 of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.91% ✓
• Cap rate: 24.97%
• Cash-on-cash: 66.70%
• DSCR: 3.97
• GRM: 2.9

CMA / ARV

• ARV (median comp): $53,233
• List price: $49,900
• Delta: -6.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Lincoln Ave	0.04mi	4/1.0 (+1)	1,452 (-10%)	1mo	$45,000	$31	72
100 Grandview Way	0.31mi	3/1.5	1,503 (-6%)	5mo	$110,000	$73	68
213 Crest Ave	0.22mi	3/1.0	1,449 (-10%)	6mo	$32,000	$22	64
167 Maple Ter	0.50mi	3/3.0	1,497 (-7%)	6mo	$180,000	$120	56
907 Crest Ave	0.72mi	3/1.5	1,700 (+6%)	1mo	$53,000	$31	54
217 Meadow Ave	0.29mi	3/2.0	1,387 (-14%)	12mo	$64,000	$46	54
437 Shady Ave	0.51mi	4/1.5 (+1)	1,698 (+6%)	8mo	$58,500	$34	53
608 Shady Ave	0.54mi	3/1.5	1,488 (-8%)	11mo	$64,000	$43	52
506 Lincoln Ave	0.35mi	3/1.0	1,388 (-14%)	6mo	$35,975	$26	52
811 Prospect Ave	0.63mi	3/1.0	1,463 (-9%)	3mo	$24,000	$16	49
413 Shady Ave	0.44mi	3/1.0	1,372 (-15%)	8mo	$50,000	$36	44
828 Crest Ave	0.69mi	4/2.0 (+1)	1,762 (+10%)	6mo	$24,000	$14	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 67.0%
• Equity multiple: 4.14×
• Total profit: $43,903
• Equity at exit: $10,089

10-year hold

• IRR: 70.4%
• Equity multiple: 8.47×
• Total profit: $104,311
• Equity at exit: $9,005

Cash invested: $13,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 15022

• Home prices YoY: -1.0%
• Active inventory: 87
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $777

Break-even live

Break-even rent $467

Max offer price $49,900

Occupancy floor 41%

Sensitivity live

Price	-10% $805	-5% $791	+0% $777	+5% $762	+10% $748
Rent	-10% $662	-5% $719	+0% $777	+5% $834	+10% $891
Rate	-1.0pp $802	-0.5pp $789	base $777	+0.5pp $764	+1.0pp $751

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1022 McKean Ave Charleroi, PA	3.0	3.0	1344	$1,450	$1.08	2d	1	0.86mi

Listing history 1 events

1. 2026-05-02
   listed $49,900 Active 740-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,037 · $86/mo
• Projected year-2 tax: $1,037 · $86/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$2,795
• − Property taxes: −$1,037
• − Insurance: −$250
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$1,452
• Taxable income: $9,083
• Est. tax owed @ 24.0%: −$2,180
• After-tax cash flow: $7,139/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Charleroi SD
• NCES district ID: 4205640
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $40,410
• Composite: 29.72/100
• National rank: #6450
• State rank: #421 of 539 in PA

Livability — Charleroi

• Score: 76/100
• State rank: #382
• US rank: #3416

Category grades

Amenities B Commute A- Cost of living A+ Crime A- Employment F Housing A+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleroi, PA
• Population (ZIP): 10,044

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Black 6%
• Common ancestry: Romanian 8% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.83%
• Current HPI: 174.218
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

2 events — show timeline

• 2026-05-23 Pending — West Penn MLS
• 2026-05-02 Listed $49,900 West Penn MLS

Property tax history

-0.1%/yr

Latest (2026): $1,037 · +1.2% YoY. Source: county tax records.